8012 S Benton Ave · Kansas City, MO 64132

$70,000

2 bd · 1.0 ba · 1,434 sqft · SingleFamily public records · 25 Days on market

Built 1951 7,405 sqft lot

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Investor alert! Opportunity is knocking with this charming 2 bedroom, 1 bathroom home packed with potential. Whether you’re looking to expand your rental portfolio, tackle your next flip project, or create the perfect starter home, this property is full of possibilities. Featuring a functional layout, spacious living areas, and endless potential to make it your own, this is the kind of opportunity savvy buyers wait for. With the right vision and updates, this home could truly shine. Don’t miss your chance to turn potential into profit!

Key facts

• 7,405 sq ft lot
• Built 1951
• Listed 24 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ranch / Bungalow floor plan; One story
• Construction: Vinyl siding; Composition roof; Crawl space foundation; Built approximately 51–75 years ago
• Exterior features: Fire pit; Paved road access

Interior

• Kitchen: Kitchen (eat-in)
• Bedrooms: 2 bedrooms
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric cooling; Window AC unit(s)
• Interior features: Wood floors; Eat-in kitchen; Family room on main level; Main-floor bedrooms
• Laundry & utility: Main-level laundry; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 3.9% in Kansas City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#28 in MO, #2,671 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Center 58 (urban): math 12% / reading 29% proficiency, ranked #301 of 324 in MO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Center Elem. (math 8% / reading 22%, grade F, #982 of 1,115 statewide, top 89%, 347 students, 99% FRL); Center Sr. High (math 5% / reading 37%, grade F, #468 of 521 statewide, top 90%, 742 students, 62% FRL) — zoned schools average 81% FRL vs 63% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 94 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,002 units permitted in Jackson County in 2024 (2,271 in 5+ unit buildings).
• This rent runs 32% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• Jackson County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.74% ✓
• Cap rate: 15.14%
• Cash-on-cash: 31.59%
• DSCR: 2.41
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $153,438
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7916 Montgall Ave	0.16mi	2/1.0	1,369 (-4%)	21mo	$125,000	$91	68
7570 Olive St	0.59mi	3/1.0 (+1)	1,520 (+6%)	3mo	$150,000	$99	55
7434 Wabash Ave	0.74mi	2/1.5	1,384 (-4%)	8mo	$148,000	$107	51
8042 Brooklyn Ave	0.45mi	3/1.5 (+1)	1,261 (-12%)	4mo	$100,000	$79	48
8308 Prospect Ave	0.43mi	3/2.5 (+1)	1,236 (-14%)	1mo	$215,500	$174	45
7557 Olive St	0.63mi	3/2.0 (+1)	1,536 (+7%)	6mo	$195,500	$127	44
7703 Brooklyn Ave	0.54mi	3/2.0 (+1)	1,584 (+10%)	6mo	$245,000	$155	44
2005 E 81st St	0.53mi	3/2.0 (+1)	1,648 (+15%)	0mo	$157,000	$95	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 48.3%
• Equity multiple: 4.62×
• Total profit: $70,957
• Equity at exit: $63,062

10-year hold

• IRR: 42.1%
• Equity multiple: 10.34×
• Total profit: $183,053
• Equity at exit: $135,995

Cash invested: $19,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 64132

• Home prices YoY: 23.6%
• Rents YoY: 3.0%
• Active inventory: 94
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,216 high
• Mortgage (P&I): −$367
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $516

Break-even live

Break-even rent $563

Max offer price $70,000

Occupancy floor 53%

Sensitivity live

Price	-10% $556	-5% $536	+0% $516	+5% $496	+10% $476
Rent	-10% $420	-5% $468	+0% $516	+5% $564	+10% $612
Rate	-1.0pp $551	-0.5pp $534	base $516	+0.5pp $498	+1.0pp $479

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7560 Prospect Ave Unit F Kansas City, MO	1.0	1.0	900	$925	$1.03	44d	1	0.52mi
7560 Prospect Ave Unit G Kansas City, MO	1.0	1.0	900	$925	$1.03	5d	1	0.53mi
1830 E 78th St Kansas City, MO	3.0	1.0	1000	$1,350	$1.35	13d	1	0.62mi
1836 E 77th St Kansas City, MO	2.0	1.0	1200	$1,150	$0.96	22d	1	0.66mi
3106 E 75th St Kansas City, MO	3.0	1.5	985	$1,225	$1.24	22d	1	0.70mi
7426 Indiana Ave Kansas City, MO	3.0	1.0	1100	$1,400	$1.27	44d	1	0.80mi
1827 E 75th Ter Kansas City, MO	3.0	1.5	1700	$1,595	$0.94	17d	1	0.80mi
2607 E 73rd St Kansas City, MO	2.0	1.0	1212	$1,050	$0.87	24d	1	0.91mi
7240 Agnes Ave Kansas City, MO	3.0	1.0	1140	$1,350	$1.18	3d	1	0.95mi
7133 Agnes Ave Kansas City, MO	3.0	2.0	1100	$1,645	$1.50	24d	1	1.09mi
7127 Bales Ave Kansas City, MO	3.0	1.0	900	$1,350	$1.50	24d	1	1.17mi
8150 Troost Ave Unit 53 Kansas City, MO	2.0	1.0	900	$1,200	$1.33	44d	1	1.21mi
7022 S Benton Ave Kansas City, MO	3.0	1.5	1100	$1,095	$1.00	15d	1	1.23mi
8101 Campbell St Kansas City, MO	2.0	1.0	820	$888	$1.08	2d	1	1.25mi

Listing history 17 events

1. 2026-06-21
   days on market $70,000 Active 25 DOM
2. 2026-06-18
   days on market $70,000 Active 22 DOM
3. 2026-06-17
   days on market $70,000 Active 21 DOM
4. 2026-06-16
   days on market $70,000 Active 20 DOM
5. 2026-06-15
   days on market $70,000 Active 19 DOM
6. 2026-06-13
   days on market $70,000 Active 17 DOM
7. 2026-06-09
   days on market $70,000 Active 13 DOM
8. 2026-06-08
   days on market $70,000 Active 12 DOM
9. 2026-06-07
   days on market $70,000 Active 11 DOM
10. 2026-06-03
    days on market $70,000 Active 7 DOM
11. 2026-06-02
    days on market $70,000 Active 6 DOM
12. 2026-06-01
    days on market $70,000 Active 5 DOM
13. 2026-05-31
    days on market $70,000 Active 4 DOM
14. 2026-05-28
    listed $70,000 Active
15. 2026-05-27
    historical $70,000
16. 2024-12-18
    soldstatus
17. 1999-10-22
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $583 · $49/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$96/yr (+$8/mo · 16.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,595
• − Mortgage interest: −$3,921
• − Property taxes: −$583
• − Insurance: −$350
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,036
• Taxable income: $5,369
• Est. tax owed @ 24.0%: −$1,289
• After-tax cash flow: $4,903/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Center 58
• NCES district ID: 2908250
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $43,544
• Composite: 17.64/100
• National rank: #9031
• State rank: #301 of 324 in MO

Livability — Kansas City

• Score: 78/100
• State rank: #28
• US rank: #2671

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kansas City, MO
• County: Jackson County · 687,798 people
• City population: 439,467
• Metro: Kansas City, MO-KS
• Population (ZIP): 12,084
• Household income: $45,622
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 679.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 719,589 people
• By 2030: 731,456 · +1.6%
• By 2040: 746,689 · +3.8%
• By 2050: 749,289 · +4.1%
• By 2075: 736,227 · +2.3%
• By 2100: 668,210 · -7.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 16% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 2% Scotch-Irish 1% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Jackson

• 2024 margin: D (+19.3) · D 58.9% · R 39.5% · Other 1.6%
• 2008→2024 swing: -6.1pp toward R · 2008: 25.4pp · 2024: 19.3pp
• All cycles: 2024: D+19.3 2020: D+22.0 2016: D+16.6 2012: D+19.0 2008: D+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 79.13%
• Current HPI: 414.4305
• Rent YoY: ▲ 2.98%
• Metro: Kansas City, MO-KS
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+0.0% since first listed

4 events — show timeline

• 2026-05-28 Listed $70,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-27 Coming Soon $70,000 Heartland MLS as Distributed by MLS Grid
• 2024-12-18 Sold (Public Records) — Public Records
• 1999-10-22 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $583 · -29.2% YoY. Source: county tax records.